527 E Yeagua St · Groesbeck, TX 76642

$80,000

2 bd · 2.0 ba · 848 sqft · SingleFamily public records · 105 Days on market

Built 1956 0.51 ac lot $94/sqft · 29% below area Est $113k · 29% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers a great opportunity for investors or handy buyers! The home has solid potential and is ready for updates and improvements. With the right vision and renovations, it could be a fantastic investment or personal home.

Key facts

• 0.51 acre lot
• Built 1956
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $46 ($551/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (1.7% below list).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 1.6% in Groesbeck — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#777 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Groesbeck ISD (rural): math 28% / reading 31% proficiency, ranked #634 of 826 in TX (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: H O Whitehurst El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 501 students, 73% FRL); Groesbeck Middle (math 28% / reading 41%, grade F, #858 of 1,662 statewide, top 54%, 277 students, 70% FRL); Groesbeck H S (math 32% / reading 42%, grade F, #897 of 1,632 statewide, top 57%, 458 students, 57% FRL).
• Market conditions: 122 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 17 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Limestone County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (median comp): $112,915
• List price: $80,000
• Delta: -29.15%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 E Brazos St	0.19mi	2/1.0	960 (+13%)	3mo	$130,000	$135	63
205 N Rusk St	0.46mi	2/1.0	864 (+2%)	12mo	$115,000	$133	61
905 Willow Pond	0.35mi	2/1.0	975 (+15%)	12mo	$140,400	$144	44
209 S Rusk St	0.38mi	2/1.0	944 (+11%)	18mo	$65,000	$69	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-10,012
• Equity at exit: $11,928

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-4,846
• Equity at exit: $6,917

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76642

• Home prices YoY: -18.0%
• Active inventory: 122
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $787 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$123 /mo · $1,471/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $46

Break-even live

Break-even rent $728

Max offer price $80,000

Occupancy floor 89%

Sensitivity live

Price	-10% $91	-5% $69	+0% $46	+5% $23	+10% $1
Rent	-10% $-16	-5% $15	+0% $46	+5% $77	+10% $108
Rate	-1.0pp $86	-0.5pp $66	base $46	+0.5pp $25	+1.0pp $4

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 E Yeagua St Apt 2 Groesbeck, TX	2.0	1.0	653	$550	$0.84	45d	1	0.20mi
102 E State St Groesbeck, TX	2.0	2.0	1100	$1,300	$1.18	15d	1	0.41mi
706 W Sabine St Groesbeck, TX	2.0	1.0	1020	$695	$0.68	23d	1	0.94mi
807 W Sabine St Groesbeck, TX	2.0	1.0	720	$795	$1.10	23d	1	1.05mi

Listing history 21 events

1. 2026-06-22
   days on market $80,000 Active 105 DOM
2. 2026-06-21
   days on market $80,000 Active 104 DOM
3. 2026-06-21
   days on market $80,000 Active 103 DOM
4. 2026-06-18
   days on market $80,000 Active 101 DOM
5. 2026-06-17
   days on market $80,000 Active 100 DOM
6. 2026-06-16
   days on market $80,000 Active 99 DOM
7. 2026-06-15
   days on market $80,000 Active 98 DOM
8. 2026-06-13
   days on market $80,000 Active 96 DOM
9. 2026-06-12
   days on market $80,000 Active 95 DOM
10. 2026-06-09
    days on market $80,000 Active 92 DOM
11. 2026-06-08
    days on market $80,000 Active 91 DOM
12. 2026-06-08
    days on market $80,000 Active 90 DOM
13. 2026-06-07
    days on market $80,000 Active 89 DOM
14. 2026-06-03
    days on market $80,000 Active 86 DOM
15. 2026-06-02
    days on market $80,000 Active 85 DOM
16. 2026-06-01
    days on market $80,000 Active 84 DOM
17. 2026-05-31
    days on market $80,000 Active 83 DOM
18. 2026-03-09
    listed $80,000 Active 237-char remark

    Show marketing remark (237 chars)

    This property offers a great opportunity for investors or handy buyers! The home has solid potential and is ready for updates and improvements. With the right vision and renovations, it could be a fantastic investment or personal home.

19. 2006-09-28
    soldstatus
20. 2004-10-18
    soldstatus
21. 1983-05-06
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,471 · $123/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,438
• − Mortgage interest: −$4,481
• − Property taxes: −$1,471
• − Insurance: −$400
• − Repairs & maintenance: −$755
• − Management: −$755
• − Depreciation: −$2,327
• Taxable loss: −$751
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $732/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Groesbeck ISD
• NCES district ID: 4821810
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $44,929
• Composite: 25.3/100
• National rank: #7487
• State rank: #634 of 826 in TX

Livability — Groesbeck

• Score: 64/100
• State rank: #777
• US rank: #14137

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groesbeck, TX
• Population (ZIP): 6,226

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 23,396 people
• By 2030: 23,214 · -0.8%
• By 2040: 22,829 · -2.4%
• By 2050: 22,516 · -3.8%
• By 2075: 22,088 · -5.6%
• By 2100: 20,354 · -13.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 22% Hispanic / Latino 16% Two or more races 13% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 4% Slovak 2% Iranian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 10% Vietnamese 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+56.9) · D 21.2% · R 78.1%
• 2008→2024 swing: -23.4pp toward R · 2008: -33.5pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+50.3 2016: R+52.3 2012: R+40.7 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.70%
• Current HPI: 190.097
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

4 events — show timeline

• 2026-03-09 Listed $80,000 NTREIS
• 2006-09-28 Sold (Public Records) — Public Records
• 2004-10-18 Sold (Public Records) — Public Records
• 1983-05-06 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,471 · +3.6% YoY. Source: county tax records.